2. Board of Directors
Howard Treatman – President
(Harvest Equities, Inc.)
Parris Hall – Secretary
(TD Bank)
Peggy Zwerver – Treasurer
(Earth Bread + Brewery)
Kim Alvarez
(Cantina Avenida)
Dr. John Cacciamani
(Chestnut Hill Hospital)
Michael Cohen
(Rodman Properties, Inc.)
John Curry
(Harvest Equities, Inc.)
Derek Green, Esq.
(Office of Councilwoman Marian Tasco)
Jerome Mitchell
(The Gathering Place)
Dan Muroff
(Muroff Government Strategies, LLC)
Joffie Pittman
(Philadelphia Housing Authority)
Sakinah Rahman
(Philadelphia Industrial Development
Corporation)
Lesley Seitchik
(Valley Green Bank)
Sherman Toppin
(Sherman Toppin Law Firm, LLC)
Friends,
In what is a significant new direction for Mt. Airy USA, this annual report is focused on arguably the
defining issue of our time – education. While we can continue to revitalize vacant, abandoned properties,
save homes from foreclosure, and help our business community grow, all of that will be for naught if our
public education system does not improve. Over the past year, Mt. Airy USA has not only launched new
program areas with the goal of improving public education in our community, but also focused its existing
program areas to educate the different constituencies we already serve. This report highlights recent
accomplishments and where we hope to go in the future.
This work begins with the launch of the Mt. Airy School Coalition – a partnership with our friends at
East and West Mt. Airy Neighbors. This initiative intends to source financial and human resource support
towards the improvement of our neighborhood public schools. By focusing our collective energy and
commitment throughout the neighborhood, we believe this initiative will establish a new model for how a
community can holistically embrace its public schools and give them the support they need and deserve.
You will also read about our most significant and impactful real estate project to date – a nearly decade
long effort to transform a four-acre blighted, vacant lot, into what will be the second campus for the
highly successful Wissahickon Charter School. Scheduled to open in fall, 2014, this project will beautify
the heart of a residential neighbourhood, create a national model for educating children through the lens
of nature, and most importantly provide nearly 500 additional children the chance to access the quality
public education that every Philadelphia child deserves.
And finally, you will learn how our housing counselling and business association departments continue
to provide education to prospective homebuyers and small business owners alike. Whether it’s buying a
new home, starting or expanding a business, or learning how to manage one’s finances, we believe giving
people the knowledge they need to make informed, responsible and sustainable decisions is core to our
mission.
There is no issue more important to the long term prosperity of our community and city than education.
But to truly turn the tide, we must realize that educating our citizenry it is not solely the responsibility of
our teachers, principals or students. It must be a collective responsibility. We invite you to learn about all
we are doing towards this goal and support us in this effort.
Sincerely
Anuj Gupta
Executive Director
A Letter from the Executive Director
of Mt. Airy USA
Mt. Airy USA would like to thank Elayne
Bender, Executive Director of East Mt.
Airy Neighbors, for her time and effort
committed to this year’s Annual Report.
3. Anuj Gupta, Executive Director: Anuj oversees the day-to-day operations of the organization in addition to setting the strategic direction and vision for Mt.
Airy USA. Prior to this position, Anuj served for three years (2008-2010) in Mayor Michael A. Nutter’s administration in a number of roles including Chief of Staff
and Deputy Commissioner of the Department of Licenses & Inspections, Deputy to the Managing Director, and Deputy Recovery Officer for the administration of
the City’s Recovery Act Funds. Previously, Anuj was an attorney at Ballard Spahr Andrews & Ingersoll, LLP where he practiced in the firm’s real estate/affordable
housing group from 2004-2008. Anuj is a graduate of the University of Pennsylvania Law School (J.D., 2003), the University of Pennsylvania’s Fels Institute of
Government (M.G.A., 2003), and Carnegie Mellon University (B.S., 1996). Anuj serves on the boards of the Chestnut Hill Hospital, the Welcoming Center for New
Pennsylvanians, and West Mt. Airy Neighbors. He is also a mayoral appointee to the Philadelphia Historical Commission.
Stephanie Butler, Director of Housing Counseling: Stephanie has worked in the housing counseling industry for 16 years and holds numerous certifications
in housing and credit counseling. She is a certified Mortgage Counselor for Pre-Purchase, Post Purchase, Foreclosure Intervention (Specialist), and Predatory Lending
under The Delaware Valley Mortgage Plan. She is also a certified counselor for the Homeowners Emergency Mortgage Assistance Program and Pre-Closing Education
under the Pennsylvania Housing Finance Agency. Stephanie achieved Honors in Real Estate Practice and Real Estate Fundamentals and was awarded her Paralegal
Certificate with Academic Honors and a B.A. in Business Management at Temple University.
Bradley R. Copeland, Director of Real Estate Development: Brad joined Mt. Airy USA in May 2008. As Director of Real Estate Development he is responsi-
ble for the planning, implementation, and day-to-day management of all Mt. Airy USA’s real estate activities. Brad ensures that Mt. Airy USA’s three areas of real
estate concentration—Commercial and Mixed-use Development, Residential Housing Development, and Asset Management—are creating value for the neighbor-
hood and achieving the organization’s operating goals. Prior to joining Mt. Airy USA, Brad was a Project Manager at the People’s Emergency Center CDC while being
concurrently enrolled in a doctoral program in Religious Studies at Temple University. Brad holds a B.A. in English Literature from the University of Pennsylvania
and an M.Div. from Westminster Theological Seminary.
Gage Duran, Real Estate Development Project Manager: Gage joined Mt. Airy USA in 2011 and manages the architecture and construction of Mt. Airy
USA’s development projects. He also runs Mt. Airy USA’s housing repair programs. Prior to joining Mt. Airy USA, Gage worked at architecture firms designing
nationally awarded and published residential designs as well as schools and commercial fit outs. Gage holds a B.A. in Architecture from the University of Southern
California’s School of Architecture and an M.S. in Sustainable Design from Philadelphia University’s College of Architecture and the Built Environment where he now
teaches. Gage is an Associate member of the American Institute of Architects (AIA) and a LEED® Green Associate.
Kimberly Henry, Housing Counselor: Kimberly joined Mt. Airy USA in March 2011 providing intake support to the housing counseling program. Since then,
Kimberly became a certified housing counselor and has earned numerous certifications in the field. With knowledge and compassion, Kimberly is known to hold
each client’s hand as they attempt to rebuild their credit, purchase a new home, or save their existing one from foreclosure. Kimberly holds a B.S. in Biology from
Hampton University.
Elizabeth Moselle, Director of Commercial Corridor Revitalization: Elizabeth is responsible for all business district improvement initiatives and the
Business Association of Mt. Airy. Elizabeth spearheaded and developed the organization’s multi-million dollar “Rock the Blocks” initiative, a comprehensive capital
improvement and beautification program which has produced dramatic visual changes to the physical landscape of Mt. Airy’s Germantown Avenue shopping
district. She developed the Business Association of Mt. Airy and “Go Mt. Airy” marketing initiative and is also responsible for a range of resource development and
communications activities. She grew up in Mt. Airy and holds a B.A. in History from The University of Michigan and a certificate in Executive Leadership from the
Non-Profit Executive Leadership Institute at the Bryn Mawr College Graduate School of Social Work and Social Research.
Abby Thaker, Director of Development and Education Partnerships: Abby joined Mt. Airy USA in 2012 and leads the Mt. Airy Schools Coalition’s efforts
to promote and support neighborhood public schools as well as coordinating Mt. Airy USA’s fundraising efforts. Previously, Abby worked at a Cleveland education
technology company, where she established the professional development division that worked with teachers in over 12 school districts to integrate technology
into classroom instruction. Abby also taught 4th grade at a charter school in Cleveland and was a Teach for America corps member in North Carolina. Abby is a
graduate of Williams College and the University of Pennsylvania’s Fels Institute of Government.
Cheryl Ingram, Counseling Intake Administrator and Office Administrator: Cheryl joined Mt. Airy USA in January 2014 and provides intake support
for Mt. Airy USA’s housing counseling services. Prior to that, Cheryl spent 17 years in financial services. Cheryl attended Montgomery County Community College
for her Associates in Fine Arts and University of Phoenix for Business Management.
Dennis Watson, Maintenance Superintendent: Dennis is responsible for day-to-day maintenance routines and systems management for the organization’s
facilities. With over 30 years of construction experience, Dennis also completes a variety of installations and repairs.
Staff Bios »
4. « Mt. Airy Schools Coalition
Strengthening area schools through community partnerships.
In 2013 Mt. Airy USA partnered with East and West Mt. Airy Neighbors to establish the Mt. Airy Schools Coalition. In light of the link between
strong schools and stable, vibrant neighborhoods, this initiative expands Mt. Airy USA’s mission to support area public schools through community
partnerships. The Coalition believes that Mt. Airy can become the premiere destination for families seeking exemplary public education in
Philadelphia. The Mt. Airy Schools Coalition works to achieve this vision by leveraging Mt. Airy’s many and diverse resources on behalf of
neighborhood schools.
Mt. Airy Schools Coalition: Strategic Planning Process
This year the Mt. Airy Schools Coalition embarked on a strategic planning process to guide the future work of the group. Supported by the Fels Fund,
the Philadelphia Foundation, and the United Way of Greater Philadelphia and Southern New Jersey, the goal of the planning process has been to
learn as much as possible about each school and to identify potential areas for partnership. Based on the input gathered from each school community
through interviews, surveys, focus groups, and many informal conversations, the Mt. Airy Schools Coalition has identified three priority areas for its
work:
1) School Climate projects to ensure that all schools have a positive school culture and welcoming environment.
2) Literacy initiatives to increase the number of students reading at or above grade level.
3) Well-Rounded Curriculum efforts to ensure that all students have access to engaging instruction in the arts, music, science and technology.
Educational Improvement Tax Credit
Pennsylvania’s Educational Improvement Tax Credit (EITC) allows businesses to support educational programs and receive a nearly dollar-for-dollar
credit for their contribution – a 90% credit for a two-year commitment or 75% for a one-year commitment. In 2013 Mt. Airy USA registered as an
Educational Improvement Organization (EIO), making it eligible to raise EITC funds on behalf of the Mt. Airy Schools Coalition. Thanks to contributions
from Susquehanna Bank, M&T Bank, and National Penn Bank, the Mt. Airy Schools Coalition raised $8,500 in EITC funds for our partner schools: A. B.
Day, Emlen, C. W. Henry, Houston, J. S. Jenks, and Lingelbach.
Emlen Computer Lab Initiative
In the spring of 2014, the Mt. Airy Schools Coalition partnered with Emlen Elementary School for the
Coalition’s first major fundraising campaign, with the goal of raising nearly $48,000 to purchase 33
new iMacs for the school’s computer lab. Thanks to the generosity of many individual donors, the
Coalition met its fundraising goal and the new lab is expected to be in place in time for the new school
year. The new lab will have a transformative impact on Emlen’s technology program. Emlen’s students
will now be able to engage in technology-infused lessons such as producing podcasts, creating book
trailers in iMovie, or publishing their writing. The success of this project also demonstrates the
potential for the Mt. Airy Schools Coalition to mobilize additional community support for area schools.
» Learning «
Technology
5. Emlen Elementary School Computer Lab
Mt. Airy Schools Coalition: In Action
Tammy Thomas, first-year Principal of Emlen Elementary School, initially met with the Mt. Airy Schools Coalition in the summer of 2013. “I hosted
the first community meeting at Emlen Elementary, and was able to develop a relationship with Mt. Airy USA. They expressed that Mt. Airy USA was
there to support the school for any assistance that was needed; they were really wonderful.”
Emlen Elementary School’s existing computer lab was filled with old, outdated equipment; some units were nearly ten years old. “At the time we
only had six computers that were able to run programs. It was a frustrating setback, especially for our students,” explained Tammy. “Students
would get upset when they couldn’t run certain programs. They couldn’t even save their work.”
2013-2014 at a glance
Abby Thaker, Mt. Airy USA’s Director of Development and Education Partnerships, and the Mt. Airy Schools Coalition assisted Emlen Elementary
School throughout the entire initiative. “Abby is wonderful, along with the rest of the Coalition. Mt. Airy USA’s website had pictures and information
about the school, allowing people to donate to the initiative. They worked with the school, donors, and District every step of the way to get the
word out about the plan for our new computer lab. Mt. Airy USA really had a handle on things; they advanced through every part of the initiative
flawlessly.”
“I don’t think I would have had as successful a first year as Emlen’s new principal if it wasn’t for the
Mt. Airy Schools Coalition and their support,” said Tammy. “Not only with the lab, but by taking the
time to talk to myself and my staff to better the students’ learning and needs for the future. They are
fabulous, and the fact that they all volunteer their time means more to me than they will ever know.”
Purchased 33 new iMac
computers for Emlen’s
new computer lab
through community
fundraising.
Raised $8,500 in
EITC funds for our
partner schools
through Pennsylvania’s
Educational
Improvement Tax Credit
(EITC).
Partnered with Elfant
Wissahickon Realtors for
a series of open houses
that introduced dozens
of local realtors to the
innovative educational
programs in our local
public schools.
Our September, 2013
School Supplies Drive
collected enough
donations to fill six
cars with fresh school
supplies.
Created the “Sponsor-
A-Volunteer” fund to
offset the expense of
required background
checks for school
volunteers.
6. « Housing Counseling
Promoting strong and viable neighborhoods by creating long-term, successful homeowners.
Mt. Airy USA’s Housing Counseling Program works to provide high-quality counseling services to low-to-moderate income homeowners and
prospective homebuyers. The department’s goal is to turn clients into successful homeowners by educating them about the home buying process,
helping them develop a detailed work plan, assisting with setting up a tax payment agreement, and providing access to financial resources for home
repair, maintenance, and emergency mortgage assistance. Mt. Airy USA also provides assistance and guidance to clients in financial matters to help
them avoid foreclosure, predatory loans, and disreputable home contractors, in addition to build well-rounded plans for upward financial mobility.
Foreclosure Prevention
Foreclosure prevention has remained a priority in recent years due to the national foreclosure crisis. Mt. Airy USA’s housing counselors work carefully
with homeowners facing foreclosure to find a solution to keep them in their homes. The counseling team of Stephanie Butler and Kimberly Henry
serves well over 200 individuals facing foreclosure every year. In addition to working with individuals and families, the counselors work closely with
the City, State, and Federal government to increase awareness for solutions to the foreclosure crisis.
First-Time Homebuyers’ Counseling and Workshops
Mt. Airy USA provides first-time homebuyer education. Counselors work one-on-one with clients to walk them through the home purchase process in
detail and find a loan product that meets their financial position. During these sessions, clients learn: how to manage and build credit; create and use
an individualized budget; negotiate the intricacies of financing, mortgages, and home maintenance; the importance of a home inspection; and what
down payment assistance grants and loans they may be eligible to receive.
Mt. Airy USA’s First-Time Homebuyer and Home Improvement workshops are also a valuable resource. In these free, public workshops, attendees are
provided with a foundation of knowledge before they begin the home purchase process. Prospective homeowners receive comprehensive information
from experts about mortgage lending, credit and budgeting, homeowner’s insurance, and home inspections. Participants are also given information
about sources that could help with down payment and closing costs. Each participant receives a packet of information containing an application for
one-on-one counseling, offered by Mt. Airy USA’s certified housing counselors.
Post Purchase Counseling
Mt. Airy USA counselors also assist existing homeowners to build
long-term value in their asset by providing home maintenance
workshops, one-on-one counseling for home repair loans, and
counseling sessions focused on repairing credit and developing
household budgets. The home maintenance workshops, offered
quarterly, inform homeowners about sources for home improvement
loans, minor home repair, energy savings, recycling, fire prevention,
and other safety tips.
Reverse Mortgage Counseling
A recent addition to the housing department program services is
reverse mortgage counseling. In January 2013, Mt. Airy USA was
added to the HUD roster of approved agencies to provide reverse
mortgage counseling for Home Equity Conversion Mortgage (HECM)
loans. The HECM program is the Federal Housing Administration’s
reverse mortgage program, which allows eligible homeowners
to withdraw a portion of the equity in their home. Mt. Airy USA’s
counselors can now help applicants make decisions about this
financial product in an informed, objective manner.
Financial Literacy Education
The Smart Money Club, Mt. Airy USA’s financial literacy program, continues to educate participating
members about the essentials of money management. The focus is on helping people develop a
diversified approach towards financial planning. The Smart Money Club is based upon the FDIC’s
Money Smart curriculum and covers an array of topics including recovering from financial losses
to planning for retirement. The participants of our club have gained valuable insight from financial
experts via our partnerships with Citizens Bank, Edward Jones, and the Philadelphia Urban Affairs
Coalition. This five week program is designed for people of all ages, from high school seniors to
senior citizens, and all socio-economic backgrounds, and meets on a quarterly basis.
» Learning «
Financial Literacy
7. Northwest Philadelphia Interfaith Hospitality Network
In February 2014, the Smart Money Club partnered with the Northwest Philadelphia Interfaith Hospitality Network (NPIHN), offering financial literacy
education to individuals and families in transitional housing. Mt. Airy USA’s housing counselors, Stephanie Butler and Kimberly Henry, were able to
provide valuable education and specific information to current families at NPIHN.
Marcia Scott, a participant in the Smart Money Club sessions at NPIHN, stated, “It was a nice experience and I’m glad I came. I already had a budget,
but I learned to prioritize my budget in order to preserve my credit. It was all helpful information. I even gave some of the handouts to my daughter
and a few of my friends.” Marcia and other individuals and families in the Northwest Philadelphia Interfaith Hospitality Network were able to learn
the essentials of money management, focusing on credit report understanding, budgeting, and the vast importance of restoring credit.
Keyonnee Thalia, Director of Family services at NPIHN, stated,
“It was absolutely wonderful to be able provide the classes on site. It was wonderful to see that all the
facilitators (Mt. Airy USA and Citizens Bank) were volunteers. The families that participated were not
forced and kept coming each week. The classes opened the door for one-on-one sessions to assist partic-
ipants with reaching their individual goals. We would love to have Mt. Airy USA come back again.”
Smart Money Club: In Action
Provided foreclosure
prevention to over 150
clients.
2013-2014 at a glance
Facilitated 24
First-Time
Homebuyer’s
Workshops, providing
education about the
home purchase process
to well over 500
clients.
Provided one-on-one
counseling services
to 250 clients
covering credit report
understanding,
budget planning, and
the home purchase
process.
Hosted a Home
Improvement and
Energy Workshop in
April 2014 featuring
representatives from
Philadelphia Gas Works
(PGW), to introduce the
PGW EnergySense Home
Rebates Program to Mt.
Airy residents.
Provided delinquent
tax assistance to over
50 homeowners.
8. « Commercial Corridor Revitalization & Business Development
Helping Mt. Airy’s business community grow and creating vibrant public spaces.
Mt. Airy USA’s Commercial Corridor Revitalization and Business Development department has contributed significantly to Mt. Airy’s neighborhood and
commercial life over the past year. The department works towards achieving a larger vision: creating a dynamic Mt. Airy business community along
with vibrant commercial corridors that are filled with engaging activities and inviting community spaces.
Streetscape and Placemaking
Mt. Airy USA has recently begun a new place-making project that will help connect sections of Germantown Avenue, allow for continued growth
of the corridor, and provide a new community amenity. The Lovett Park Project, which is being carried out in partnership with the Free Library of
Philadelphia, is an initiative to enhance an under-utilized green space and turn it into a destination park and neighborhood hub. In May 2014, Mt.
Airy USA received a generous grant from the William Penn Foundation to fund Phase 1 of the Lovett Park Project. Mt. Airy USA is expected to break
ground within the coming year, and by summer 2015 Phase 1 of the Lovett Park Project will be complete, including the construction of the Plaza and
the Porch. Phase 1 will feature modular café tables and chairs, trash receptacles, lighting along the Avenue, new plantings, modern benches, and
several chess tables to support the library’s active chess club, and start what will be a transformative project for generations to come.
Façade Improvement
A large part Mt. Airy USA’s mission is to attract commercial activity to the neighborhood. Mt. Airy USA helps local businesses revitalize their spaces
through the Philadelphia Department of Commerce Storefront Improvement Program. This program assists Mt. Airy businesses with improvements
and remodeling of their storefronts, helping to redefine the buildings’ interaction with the rest of the physical environment and the community. To
date Mt. Airy USA has completed nearly eighty façade improvement projects along Germantown Avenue.
Promotions and Special Events
Mt. Airy USA has continued to present Final-ly Fridays, which are fast becoming a community tradition. On the last Friday of every month, Mt. Airy
USA organizes artisan vendors and musicians to come out to Germantown Avenue while promoting restaurants and special events along the corridor.
This year, Mt. Airy USA’s Final-ly Fridays added children’s arts and crafts with the Community Arts Collective (CAC). Children enjoy free arts and crafts
like decorating postcards, masks, recyclable shopping bags and much more.
Mt. Airy USA also brought back the successful Moonlight Movies in Mt. Airy. This series, in partnership with the Free Library and Trolley Car Diner,
screened nine outdoor movies in 2013 on the grounds of Lovett Park along with an outdoor broadcast of a Philadelphia Phillies baseball game.
Mt. Airy USA also successfully returned Dining Under the Stars. Before every Friday movie screening, families gather to enjoy dinner from gourmet
Philadelphia food trucks at Lovett Park.
Mt. Airy USA also continued its now annual Germantown Avenue evening street food festival to promote Mt. Airy’s growing restaurant community,
and the broader neighborhood. The 2013 Street Fare: Sip, Savor, Stroll, (formerly known as Night Market), brought over 40 of the region’s best
gourmet food trucks and local restaurants to Germantown Avenue. Approximately 12,000 people enjoyed award-winning eats, sips, crafts, live
entertainment, and family fun at this very well-received event.
Business Association of Mt. Airy (BAM)
The Business Association of Mt. Airy (BAM) and the Go Mt. Airy comprehensive marketing campaign,
both Mt. Airy USA initiatives, continue to provide an important service for the community by promoting,
educating, and responding to the needs of local business owners. This year, Mt. Airy USA organized
several BAM workshops including:
»» The Get the Loan workshop for small business owners to meet experts in a small-group setting for
tips, resources, strategies, and advice to build a business plan and understand the loan options that
can help grow or start a business.
»» Promotion of The Goldman Sachs 10,000 Small Businesses Program, designed to help local
small business owners create jobs and economic opportunity.
»» A session informing participants about key provisions of the Affordable Care Act, with
emphasis on the possible implications for and impact on small businesses.
»» Legal clinics with Philly VIP, providing one-on-one pro-bono legal assistance.
»» The BAM networking group, a monthly event designed to connect business owners with each
other and share resources and tips.
» Learning «
To Do Business
9. Handcraft Workshop
Business Association of Mt. Airy (BAM): In Action
Heather Hutchinson Harris is the owner of Handcraft Workshop on Germantown Avenue and a member of the Business Association of Mt. Airy. She
joined BAM a few months after opening her workshop, and has been an active participant in BAM ever since. “After my husband and I decided to take
a chance and start Handcraft Workshop, one of the things we knew for certain was that we wanted our business to be in Mt. Airy. The neighborhood
is vibrant and diverse with an active, engaging community that supports local businesses. We reached out to Mt. Airy USA, and after being in busi-
ness for nearly 7 months, we’re happy and thankful we did.”
“From recommending the bank that facilitated our financing to helping publicize our business, Mt. Airy
USA has played a big part in the start of our business and its early success,” says Heather, “Starting a
business is a challenging endeavor, and we are so happy Mt. Airy USA was there to help.”
The Business
Association of Mt. Airy
(BAM) has grown to
over 70 members.
2013-2014 at a glance
“From reviewing business concepts and viability, to helping navigate City regulatory procedures, to helping with applications for grants and financ-
ing, and identifying potential locations, we do everything we can to ensure that businesses who want to come to Mt. Airy are able to do so,” said
Elizabeth Moselle, Mt. Airy USA’s Director of Commercial Corridor Revitalization.
Introduced a new
seasonal event titled
Mt. Airy Brunch
Sessions: Four Seasons
of Prix-Fixe, adding
a seasonally inspired
brunch twist to three
course menus of our
local restaurants.
Received funding from
the William Penn
Foundation for Phase
1 of the Lovett Park
Project, expected to
break ground within
the upcoming year.
Over 12,000 people
enjoyed Mt. Airy
USA’s first annual
Street Fare, sampling
award-winning food
and treats from over
40 local gourmet food
vendors.
BAM’s goal is to help small businesses thrive and grow. “BAM has so many business resources available to share with its members. We have received
information about networking events, business competitions, and other business seminars that we have been able to take advantage of,” stated
Heather. Furthermore, BAM’s network is designed to provide support and advice for businesses when they need it.
10. Removing blight and stabilizing communities through strategic real estate investments.
« Real Estate Development
Mt. Airy USA undertakes real estate development projects that turn blighted and underutilized sections of Mt. Airy into vibrant and thriving
community assets. Mt. Airy USA has completed projects that have produced high quality affordable housing, improved commerce along Mt. Airy’s
commercial corridors by attracting quality retail and service providers, and delivered a substantial positive and measurable economic impact on
the neighborhood. Mt. Airy USA’s real estate development department focuses on three areas of activity: Commercial and Mixed-use Development;
Residential Housing Development; and Asset Management.
Property Rehabilitation and Stabilization
Mt. Airy USA restores and repairs vacant homes throughout Mt. Airy and northwest Philadelphia. These buildings are acquired from vacancy or
gifting by owners, then sold or leased to low-to-moderate income homebuyers once refurbished. The proceeds from selling and leasing the homes go
towards funding future projects. Over the past several years, Mt. Airy USA became Philadelphia’s leading non-profit developer of vacant homes in the
federal Neighborhood Stabilization Program. Mt. Airy USA has also become very successful in helping income eligible homeowners apply for home
improvement grants (e.g., the Targeted Housing Preservation Program) and low cost loans (e.g., the PHIL-loan program).
Asset Management
Mt. Airy USA’s real estate department self-manages its 35,000 square foot real estate portfolio, and provides an array of property management
services to Mt. Airy USA and its related entities. Regular services include lease management and tenant negotiation, performance of ongoing
maintenance and capital improvement projects, analysis of portfolio financial performance, preparation of annual property budgets, maintenance of
loan portfolio compliance, and risk management.
Market-based Rehabilitation Program
Although many government-funded housing programs have ended, Mt. Airy USA has continued to expand its rehabilitation efforts. Through Mt. Airy
USA’s own equity, the organization has acquired blighted properties from the open market and restored them as beautiful and functional homes for
low-moderate income homebuyers. While many similar organizations have had to scale back their real estate programs, Mt. Airy USA has continued
to grow and begin new projects for the benefit of the neighborhood.
Conservatorship
Conservatorship (Pennsylvania Act 135) is one of many strategies Mt. Airy USA began using prior to this year to fight longstanding blight and restore
abandoned properties to productive use. With the use of the Abandoned Property Conservatorship Act, Mt. Airy USA was appointed conservator
of 59 E. Phil-Ellena Street in early October 2013. Mt. Airy USA successfully completed its first rehabilitation project using Pennsylvania’s Act 135 in
the spring of 2014. Mt. Airy USA’s Real Estate Development team has transformed this longstanding vacant eyesore into a new, affordable housing
opportunity. The success of this rehabilitation completion will allow Mt. Airy USA to conduct further renovations and repairs to blighted, vacant, tax-
delinquent buildings and provide new opportunities for homebuyers or small business owners in the neighborhood.
New Wissahickon Charter School Campus
In 2013, Mt. Airy USA completed its largest and most transformative project to date – the $18
million financing to build a new campus for the highly successful public K-8 Wissahickon Charter
School (WCS). WCS is a highly successful public school with an environmentally focused academic
curriculum, and dedication to teaching students the value of peace and justice in conflict resolution.
Because of its success, WCS had built a lengthy waitlist and sought a new, mission oriented
opportunity to grow. Over three years, Mt. Airy USA led the way to build community and political
support, source grant equity and ultimately structure federal New Markets Tax Credits, to finance
construction of the second campus. The second campus is located at 815 E. Washington Lane in Mt.
Airy, directly adjacent to the Awbury Arboretum, and the Weaver’s Way Community farm, which will
pair with WCS to expand the school’s environmental curriculum and provide a national model for an
environmentally focused public education in the heart of a city.
» Learning «
To Expand
(Image courtesy of Wissahickon Charter School)
11. New Wissahickon Charter School Campus
Real Estate Development: In Action
A few years ago Kristi Littell, co-CEO of Wissahickon Charter School, and other members of WCS were in search of a new site for the school. “Anuj
Gupta and Mt. Airy USA helped connect us to a property in Mt. Airy that was ideal for both our school and for the local community,” stated Kristi.
“Our goal shifted from moving the school to working on opening a second site to serve an additional 450 students,” said Kristi, “Mt. Airy USA’s work
and persistence in the face of numerous challenges made that possible.” In order to successfully complete a real estate project as substantial and
impactful as the new Wissahickon Charter School campus, there were many obstacles to overcome.
Kristi informed Mt. Airy USA of the three major hurdles that stood in the way of the new campus site project: financing, zoning, and a student enroll-
ment cap that needed to be increased.
2013-2014 at a glance
“Mt. Airy USA tackled each challenge head on by working with community members and neighbors,
speaking with local officials, and by bringing a sharp, creative approach to financing.”
Commercial Rehabs
Over the past year, Mt. Airy USA has brought
approximately $1 million in new investment to
the 6500-6700 blocks of Germantown Avenue.
This investment is being used to transform
long-vacant properties into fresh new residen-
tial units and high-quality, affordable spaces for
small business owners.
With the combined efforts of Mt. Airy USA’s Real Estate Development team, Kristi Littell, and other members of Wissahickon Charter School, the
community will be provided with a high-performing new public school in the fall. “We are proud of and grateful for the work we have done with Mt.
Airy USA and eagerly anticipate welcoming our new students this fall!”
THPP – Targeted Housing Preservation Program
This program was designed to augment invest-
ments made in affordable housing production
by the City of Philadelphia. THPP supported
property repairs for homeowners in targeted
neighborhoods, including facade renovations
and system repairs. Mt. Airy USA has just
completed the last four projects utilizing the
THPP. Mt. Airy USA was able to provide repairs
for thirteen homeowners in the neighborhood
through THPP since October 2009.
NSP – Neighborhood Stabilization Program
This federal grant program was established to
aid neighborhoods and communities that have
suffered from foreclosures and abandonment by
providing organizations with funds to address
these issues. Mt. Airy USA has recently finished
the final NSP project, 6556 N. Woodstock Street,
to conclude the program after completing a total
of ten rehabilitation projects through NSP since
the program’s inception in January, 2010. Mt.
Airy USA has successfully rehabbed more vacant
homes than any other non-profit in Philadelphia.
12. « Guess Who’s Coming to Dinner? Annual Fundraising Event
For the past ten years, many of the region’s most celebrated thinkers, artists, leaders, media personalities, chefs, and authors have gathered in Mt.
Airy to break bread with 300 interested and excited neighbors in support of our work. The theme of this year’s gala was “A Taste of Mt. Airy” and
featured a delicious tasting menu with items from six Mt. Airy restaurants. Community leaders Mary and Bill Hangley served as Honorary Chairs.
This year’s event also presented the Mt. Airy USA Lifetime Service Award, to Shelly Yanoff, former Executive Director of Public Citizens for Children
and Youth (PCCY), an advocacy and community education non-profit.
Thanks to the generosity of our sponsors, auction, volunteers, and attendees, the evening was one of our most successful fundraiser to date,
generating over $70,000 towards Mt. Airy USA’s community development efforts.
This year’s event also presented the Mt. Airy USA Lifetime
Service Award to Shelly Yanoff, former Executive Director
of Public Citizens for Children and Youth (PCCY), an
advocacy and community education non-profit.
Mt. Airy USA Walking Tours »
In May 2013, Mt. Airy USA hosted two walking tours of Germantown Avenue,
giving visitors, both near and far to the town, a chance to learn about the history
of the buildings that are currently standing along the Avenue. Mt. Airy USA joined
with Joseph Minardi, author of the book “Historical Architecture in Northwest
Philadelphia: 1690-1930s”, for the exciting journey. The tour sold out and was
such a success that Mt. Airy USA hosted a second walking tour in September 2013
with the Philadelphia Parks Alliance, led by architect and historian Bob Thomas.
Participants learned about the history of one of Philadelphia’s oldest streets, and
caught a sneak peek look inside several important buildings that Mt. Airy USA is
currently renovating along the Avenue and nearby residential streets. Both walking
tours began at Lovett Memorial Library, future home of Lovett Park, and concluded
at Little Jimmie’s Bakery for a light tasty dinner and refreshments on the patio.
13. Organization Financials »
Mt. Airy USA Contributors: 2013-2014
$40,000+
615 Chestnut Master Lease
Kleinbard Bell Brecker LLP
Rittenhouse Claridge
$20,000+
Citibank
Department of Commerce
Samuel S. Fels Fund
$10,000+
Bank of America
Citizens Bank
East River Bank
Local Initiatives Support
Coalition
National Penn Bank
PNC Foundation
TD Bank
The Philadelphia Foundation
United Way
$5,000-$9,999
Drumcliff Foundation
Hangley Aronchick Segal
Pudlin Schiller
Land Services USA, Inc.
Michael Amy Cohen
Penn Medicine
Santander
Valley Green Bank
Walmart
Wells Fargo
$2,500-$4,999
Chestnut Hill Hospital
Christopher Adrianna
Henkels
CohnReznick
Cozen O’Connor
DOMUS
Harvest Equities
Howard Simon Katherine C.
Hangley
Roofmeadow
Stephen Patty Segal
William T. Mary Hangley
$1,000-$2,499
Allen D. Black Randy Apgar
Anthony B. Mary Creamer III
Bottom Dollar Food
Chris Lee Van de Velde
Commonwealth Land Title Insurance Co.
Daniel Sheila Segal
David Helen Pudlin
Earth Bread + Brewery
Einstein Healthcare Network
Evelyn Eskin
Iron Stone
Lindy Property Management
Marc Ann Sonnenfeld
Mark Alan Dr. Judith Aronchick
McCarter English, LLP
McCoubrey/Overholser, Inc.
Moosylvania Marketing
Mr. Mrs. David Strawbridge
PECO Energy Company
Reed Group
Remington Group
Richard Lesley Seitchik
Rodman Properties
Ron Laura Siena
State Farm Insurance
Stephen Mary Kurtz
$500-$999
Allied Construction Services
Bradley Bradley Associates
Culture Hair Studio
Daniel Bacine
David Rhonda Cohen
Denis J. Lawler
Elizabeth H. Gemmill
EMG Remediation Services, LLC
Eric Carbone
Joseph Balmos
M. Christine Murphy
Michele D. Hangley
Model Consulting, Inc.
Mr. Mrs. Lawrence Simon
NewCourtland Elder Services
Parris Karen Hall
Pauline C. Cohen
Pennsylvania Housing Finance Agency
Pyramid Accounting Solutions
Quintessence Theatre Group
Sakinah Rahman
Sid Rosenblatt
Steve Hastie
Thomas Ann Morris
Tom Baker Peggy Zwerver
Weaver’s Way Cooperative
$1,000,329*
Total revenue
*unaudited financials for July 2013 - July 2014
14. The mission of Mt. Airy USA is to preserve,
empower and advance a vibrant and diverse
Mt. Airy by stimulating development
responsive to the community’s needs.
6703 Germantown Avenue, Suite 200
Philadelphia, PA 19119
215.844.6021 | mtairyusa.org | gomtairy.com
for more info visit
7000-7200 GERMANTOWN AVE, MT. AIRY
September 18: 6pm-10:30pm
Get ready to savor street eats from the city’s tastiest trucks
and restaurants, sip craft-made drinks and stroll along
historic Germantown Avenue.
Chestnut Hill
Enjoy a very special seasonal prix-fixe menu
at each participating restaurant
11am
-3pm*
JULY 12th
+13th
Sat +Sun
Mt.Airy
Brunch
*some restaurants’ hours may vary, see website for details.
